This is a smaller, established Saskatoon neighbourhood, and small neighbourhoods tend to have fewer sales in any given month than a large one, which makes an average even less reliable than usual. A single unusual sale can swing a small sample's number in a way it never would for a bigger area.
The individual house still decides the actual price: its age, its lot, its condition and whatever renovations have or have not gone through the City of Saskatoon's permit process. None of that is visible in an assessment record or an automated online estimate.
A hand-reviewed valuation looks at the specific property against real comparable sales rather than a thin neighbourhood average. Get your hand-reviewed valuation from Joel Dyck.